House Build

[Caldo]

Covid completely screwed things up. Prices are insane. Maybe locally made brick and concrete is not too bad?

Average clay brick cost around R2.20...
some negotiation and qty demand - I was able to secure at R1,70 including transportation.

Readymix per m3 average at around R1500 per m3.
I am working on a deal to get it for R1300 per m3.

This whole building thing is a silly idea, honestly don't know why I decided to do this!!!
But I am also experiencing how people in the industry are just being unreasonable with some pricing.

 

[Caldo]

"In Joburg, Northcliff"

Oooh dat's nice surprised you found an empty piece of land there.

There are still some available in the area.

 

[RedViking]

I think I am in the category of "clients that you would not want to work with"...

I am cost aware and cautious, but I pay where needed.
The architect was paid in full (m2 estimate) before he even started the plan. In fact I had a credit, after the final plan area was measured. The credit was used for the council payment. I know him, so I trust him, only problem I have is that he is very slow!!!

The engineer was recommended by the architect. I paid the engineer 50% deposit and remaining on delivery of the plans, as per his request.
Site inspection were paid on the day.
If I could do it again, I would rather shop around just for comparative pricing.

The contractor that did my site clearing was paid a deposit when he started and paid on time as the work continued, as per his requirement.

I made sure that I paid my bill on time. The guys put in the work, so they must get paid.
I didn't put much diligence and negotiations in the site clearing stage with the contractor, but ja, let's just say good lessons learnt. I will try to do better with the house build.

My intension is to install solar as part of the finishing. (if I still have money left)
Smart lighting also on the list of finishing, as well as gas.

In Joburg, Northcliff.
Sure, I will update on the progress and spent

I think Joburg is much cheaper than KZN and I easier to find contractors. But yeah, I can't wait to build my own house one day. I'm toying with the idea to get SACAP registered and maybe even go for some building courses... but not sure if it is worth the investment and if I will use it beside building my own house in SA.

Now if I could get this in New Zealand.

All of the best with the build, looking forward to more updates.

 

[Caldo]

Now that we have all the noise out the way...Here are some pics of the site clearing phase. I took about 8 weeks.

Once the house plan is approved, I will start with the foundation.
Will be using a different contractor for the house.

 

[etwylite]

Just curious?- was that that retaining wall built to the engineer design? Just the look of the exposed rebar footing cage sitting on the ground - so assume it was lifted prior to concrete pour or you would not have MCC (minimum concrete cover) to underside? Also no visible j-bars looks like 12mm centre verticals are wire tied in only? and assume there is rear drainage because not a weephole in sight?

 

[jambai]

Use din breakers and don’t change the location of things too often and make sure there always extra routes for conduit . That’s electrical part and put geyser outside is easiest for compliance purposes . If put in gas put the gas lines on plan

 

[Caldo]

Just curious?- was that that retaining wall built to the engineer design? Just the look of the exposed rebar footing cage sitting on the ground - so assume it was lifted prior to concrete pour or you would not have MCC (minimum concrete cover) to underside? Also no visible j-bars looks like 12mm centre verticals are wire tied in only? and assume there is rear drainage because not a weephole in sight?

Ja they cage was lifted, after they brushed down some of the rust.

No jbar specified by the engineer. Y12 was wire tied.
After the footing was casted, there was another 2 horizontal Y10 added

Subsoil drainage added to the back.

 

[Caldo]

Use din breakers and don’t change the location of things too often and make sure there always extra routes for conduit . That’s electrical part and put geyser outside is easiest for compliance purposes . If put in gas put the gas lines on plan

Really don't know what "Din" is, perhaps you can explain.

I purchased the black CBI breakers and DB boxes already (after consultation with electrician)
Geyser are planned for outside.
Gas was not detailed on the plan, still need to decide where to place the cage. Planning to do an update later, but I will do the prep work to run the pipe under the floor.

 

[jambai]

Really don't know what "Din" is, perhaps you can explain.

I purchased the black CBI breakers and DB boxes already (after consultation with electrician)
Geyser are planned for outside.
Gas was not detailed on the plan, still need to decide where to place the cage. Planning to do an update later, but I will do the prep work to run the pipe under the floor.

din breakers are cheaper than samite and easier to add more breakers in boards etc due to being cheaper ( you can’t mix din and samite ) . I am just saying this if you really into cost saving .

 

[Caldo]

din breakers are cheaper than samite and easier to add more breakers in boards etc due to being cheaper ( you can’t mix din and samite ) . I am just saying this if you really into cost saving .

I went with samite.
My tension is not to go cheap, but rather to cut out cost that is unnecessary.

 

[Caldo]

Final got the plans back from the council.
It’s been just over a year, many follow ups and delays.

The new online system (cpms) used by CoJ for building plans submission and management is a hot mess!!!



Happy with the approval, will breaking ground soon.

 

[Caldo]

Update (whoever is interested)


My last was 8-Aug-22, when I received approved plans.

We officially started 15-Aug-2023
The months to thereafter was rough.
Budget over ran on almost every activity.

We still in the thick of things, but budget is starting to thin out.

Just a few pics in order of progress

Next update loading in 6 months time… my bank accounts need to be reborn…

 

[Scooby_Doo]

How hard have you gone over budget? 10%, 20% more?

 

[Caldo]

How hard have you gone over budget? 10%, 20% more?

Hahahahahahahaha

You are too low

 

[Mannydefreitas]

Looks nice.
Budget?
Did you not get quotes and have a BoQ drawn up etc?
Or is this a 'self build' ?

 

[Caldo]

Budget was 1.1m…
So far I spent 1.2m
Will spend another 600k to finish, if I can find it!!!!
So the overrun is about 60%

It is a self build

 

[Mannydefreitas]

Budget was 1.1m…
So far I spent 1.2m
Will spend another 600k to finish, if I can find it!!!!
So the overrun is about 60%

It is a self build

OK, so there's no overrun.
Your budget was just unrealistic.

Think building costs now are over R12000/m2

 

[Caldo]

OK, so there's no overrun.
Your budget was just unrealistic.

Think building costs now are over R12000/m2

That is a fair observation.

There was some unknowns in the budget during drafting, those unknowns end up being significant spend (equipment hire, reinforcement steel, etc)

On the other hand, there were some fairly accurate estimate (bricks, slab, etc.)

 

[theratman]

@Caldo How did everything turn out in the end?